Extremely BAD News: Dutch Springs likely closing permanently ...

[-JD-]

Sea Gypsies posted up another article reference: Dutch Springs developer optimistic that divers, residents may be able to keep using quarry

From that and further chatter, it seems it may not be be fully divested.

Unfortunately I expect to be on the road during the meeting.

 

[rhwestfall]

Does any government entity want it?

 

[frogfin]

Way more SCUBA parking than that before, but a good bit of that was 100yds+ to the water on the non-"Student" side.

"Student" (east) side was a parking free-for-all with spots that ranged from almost fall in the water to up the hill by the east bathhouse.

"Peninsula" (north/middle) waterside parking was restricted to "pros" on weekends - everybody else had to park at the top of the hill or behind the concession stand/west bathhouse with the aqua-park hoi polloi. My guess is that those parking ares are considered development zone.



A big factor in viability will be the debt, tax, and insurance carry costs.

If the quarry and parking are parceled off, the tax valuation should be able to be made pretty low since it has limitied uses or even made into "open" or "preserved" space. Another option would be to bring it into municipal or county ownership and then have it operated by a concessionaire for $0 in property taxes. Obviously government cooperation helps here in cutting the taxes. Since Trammel Crow doesn't want the quarry, it can be "encouraged" to donate it to the govt. or to some land-holding trust (for a write-off) or worst case a very low $$ sale which minimizes debt cost.

Insurance will be more complex and will depend on the holding structure, but adding it to a county portfolio might be optimal due to the volume and umbrella aspect.

If they eliminate concessions and all but minimal service staff, the labor costs can be minimized. Existing safety staff is mostly pro-volunteers anyway.

It was a great deal at $250ish/season for unlimited access.

Safety staff was upward of $22/hr

 

[-JD-]

Does any government entity want it?

There was talk of the county acquiring it, but I forget where that got sidetracked.

 

[-JD-]

Safety staff was upward of $22/hr

I stand corrected. I was either misinformed or I misunderstood.

 

[rhwestfall]

There was talk of the county acquiring it, but I forget where that got sidetracked.

By the County of by folks saying the County should?? Big difference there...

 

[CAPTAIN SINBAD]

Dutch Springs to remain open for scuba diving in revised proposal, Bethlehem Township officials say​

Dutch Springs to remain open for scuba diving in revised proposal, Bethlehem Township officials say

The Texas development company that plans to build two warehouses at Dutch Springs in Northampton County is proposing separating the 50-acre quarry lake so it can remain open for scuba diving. Tramm…

www.mcall.com

 

[rhwestfall]

I read something that said TC potentially had a private operator, which again goes to viability. If the site is to be reduced significantly, less users means less income which means higher costs. The prior owner had years (?) of operations to settle debt, but a new entity needs to take on debt to "open". Is it still economically viable?

 

[deeper thoughts]

Dutch Springs warehouse developer working to maintain scuba diving, but not aqua park

The proposed development is scheduled to come before Bethlehem Township officials Dec. 29.

www.lehighvalleylive.com

 

[-JD-]

From the Bethlehem Township link embedded in @deeper thoughts referenced article above ... .pdf copy attached below.

Zoom meeting tonight 12/29 - 6:30p start (although listed 5th on the agenda, I don't know if they will run it in order) on variances requested in the Bethlehem Township section to allow access for a separated lot with 121 spaces for required-reservation dive use.

Zoom info:

Zoom Meeting ID # 831 5283 0534
HTTPS: Join our Cloud HD Video Meeting
Dial-In: 1 (267) 831-0333

Appeal notice:

Appeal #15-2021 of LVTC III Owner LLC, seeks 4 forms of relief concerning real estate located
at 4733 Hanoverville Road, Bethlehem Township, Northampton County, Pennsylvania. The first
form of relief is a dimensional variance from Section 275-91.C, requiring a 300-foot minimum lot
width at the street. The Applicant proposes a zero-feet lot width, thereby seeking a 300-foot
variance. The second form of relief is a dimensional variance from Section 275-91.G, limiting
impervious surface to 65% lot coverage. The Applicant proposes 78% lot coverage, thereby seeking
a 13% variance. The third form of relief is a variance from Section 275-171.B(9)(f), limiting flag lots
to single-family dwellings. The Applicant proposes a flag lot containing an industrial warehouse use,
thereby seeking a use variance. The fourth form of relief is a variance from Section 275-174.A,
requiring access to a minimum cartway width of 20 feet. The Applicant proposes no cartway access.
The real estate is located in the General Industrial (GI) District and Gaming Uses (GU) Overlay
District. The real estate maintains Northampton County Tax Parcel Identification Number L6 20 11
0205 and is described at Northampton County Deed Book Volume 618, page 650

Of interest:

Appeal details on pages 115-123
Agreement of sale on pages 124-154 (Purchase price seems to be obscured)
Narrative of requested zoning relief on pages 155-156

Commentary:
The agreement of sale was SIGNED - in July of 2020!